2133 N Wellington Dr · Peoria, IL 61604

$149,999

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 52 Days on market

Built 1956 7,840 sqft lot Est $143k · at est.

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.9/30.0
• ARV discount +5.4/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully updated 3-bedroom, 2-bath step-saver ranch offering comfort, style, and peace of mind with major improvements already completed! Enjoy year-round efficiency with a brand-new A/C and furnace (2025) and new water heaters (2024/2025). The primary bathroom features new plumbing behind the tub, while the main bath shines with a new tiled shower. The kitchen has been refreshed with freshly painted cabinets, and a convenient pantry. Living room features a newer picture window (2023) that fills the space with natural light. Fresh paint throughout the home gives it a clean, move-in-ready feel. The spacious primary bedroom offers plenty of room to unwind and includes

Key facts

• Brand new a/c
• New plumbing
• New water heaters

Tags

• BRAND NEW A/C
• NEW WATER HEATERS
• NEW PLUMBING
• NEW TILED SHOWER
• FRESHLY PAINTED CABINETS
• CONVENIENT PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $44 ($532/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (7.9% below list).
• Recommended offer: $138k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#270 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime F.
• Peoria SD 150 (urban): math 11% / reading 14% proficiency, ranked #554 of 620 in IL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Peoria High School (math 4% / reading 7%, grade F, #609 of 693 statewide, top 88%, 1,447 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 180 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Peoria County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $118k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,200 (7.9% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $143,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2133 N Wellington Dr	0.00mi	3/2.0	1,476 (0%)	1mo	$147,000	$100	99
2629 W Kansas St	0.16mi	3/1.0	1,452 (-2%)	3mo	$145,000	$100	83
2118 N Drury Ln	0.08mi	3/2.0	1,615 (+9%)	9mo	$163,000	$101	73
2419 N Idaho St	0.40mi	3/2.0	1,550 (+5%)	5mo	$150,000	$97	69
1812 N Pierson Ave	0.29mi	3/1.0	1,531 (+4%)	18mo	$36,000	$24	61
2131 N Ardell Pl	0.26mi	2/1.0 (-1)	1,404 (-5%)	16mo	$112,000	$80	58
2407 N Northcrest Dr	0.44mi	2/2.0 (-1)	1,372 (-7%)	7mo	$55,000	$40	56
2625 N Victoria Ave	0.46mi	2/1.0 (-1)	1,620 (+10%)	3mo	$103,000	$64	50
2819 N Lehman Rd	0.59mi	3/1.5	1,638 (+11%)	12mo	$165,000	$101	42
2219 W Overbrook Dr	0.62mi	2/1.5 (-1)	1,628 (+10%)	12mo	$155,000	$95	37
3014 N Renwood Ave	0.74mi	3/1.0	1,254 (-15%)	2mo	$139,000	$111	35
1328 N Rhodora Ave	0.69mi	3/1.5	1,660 (+12%)	14mo	$124,900	$75	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-22,421
• Equity at exit: $22,365

10-year hold

• IRR: -7.7%
• Equity multiple: 0.53×
• Total profit: $-19,685
• Equity at exit: $12,969

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61604

• Home prices YoY: -24.6%
• Rents YoY: 2.3%
• Active inventory: 180
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$787
• Tax from tax record: −$198 /mo · $2,380/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $44

Break-even live

Break-even rent $1,326

Max offer price $149,999

Occupancy floor 92%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 W Nebraska Ave Peoria, IL	3.0	2.0	1600	$1,450	$0.91	21d	1	0.21mi
1801 N Gentry Ln West Peoria, IL	3.0	1.0	1000	$1,650	$1.65	13d	1	0.34mi
2610 N Renwood Ave Peoria, IL	2.0	1.0	904	$1,300	$1.44	13d	1	0.42mi
2109 N Abbey Cir Peoria, IL	3.0	2.0	1088	$1,009	$0.93	13d	1	0.68mi
2600 N Lavalle Ct Peoria, IL	1.0–3.0	1.0–2.0	803	$1,150	$1.43	13d	26	0.87mi
1019 N Farmington Rd Unit 1017 Peoria, IL	3.0	1.0	1304	$1,600	$1.23	43d	1	1.14mi
1413 W Gilbert Ave Peoria, IL	2.0	2.0	1428	$1,500	$1.05	13d	1	1.15mi
3444 W Dorchester Rdg Peoria, IL	2.0	2.0	1089	$1,275	$1.17	13d	1	1.17mi
2601 W Kenwood Ave West Peoria, IL	3.0	1.5	1405	$1,500	$1.07	13d	1	1.18mi
2023 N Underhill St Peoria, IL	3.0	1.0	1050	$1,200	$1.14	13d	1	1.18mi
3601 N Kingston Dr Peoria, IL	2.0	2.0	1030	$1,420	$1.38	13d	3	1.25mi
3629 N Leroy Ave Unit A Peoria, IL	2.0	1.0	1000	$1,150	$1.15	43d	1	1.29mi
913 W McClure Ave Peoria, IL	3.0	1.0	1400	$1,200	$0.86	21d	1	1.42mi
903 W Brons Ave Peoria, IL	3.0	1.0	971	$995	$1.02	43d	1	1.42mi
1723 W Fredonia Ave Peoria, IL	4.0	2.5	1219	$2,100	$1.72	13d	1	1.43mi

Listing history 16 events

1. 2026-04-26
   status Pending
2. 2026-03-31
   price $149,999
3. 2026-03-05
   listed $153,000 Active
4. 2025-03-19
   soldstatus $118,000
5. 2025-03-14
   soldstatus $118,000
6. 2025-02-10
   listed $118,000
7. 2021-08-06
   historical
8. 2009-03-09
   soldstatus $91,000
9. 2009-03-06
   soldstatus $91,000
10. 2008-08-04
    listed $95,900
11. 2005-08-12
    soldstatus $90,000
12. 2005-08-11
    soldstatus $90,000
13. 2005-07-06
    listed $104,000
14. 2000-05-22
    soldstatus $65,100
15. 2000-05-19
    soldstatus $64,900
16. 2000-03-29
    listed $64,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $2,380 · $198/mo
• Projected year-2 tax: $2,892 · $241/mo
• Expected delta: +$513/yr (+$43/mo · 21.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,584
• − Mortgage interest: −$8,402
• − Property taxes: −$2,380
• − Insurance: −$750
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,364
• Taxable loss: −$1,965
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $1,004/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Peoria SD 150
• NCES district ID: 1731230
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 14% ▼ -4.00%
• Median HH income: $41,951
• Composite: 10.92/100
• National rank: #9751
• State rank: #554 of 620 in IL

Livability — Peoria

• Score: 73/100
• State rank: #270
• US rank: #5096

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria, IL
• County: Peoria County · 120,495 people
• City population: 114,670
• Metro: Peoria, IL
• Population (ZIP): 28,313
• Household income: $52,414
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 815.0

Population outlook (Peoria County) Hauer SSP2

• Today (2025): 183,007 people
• By 2030: 179,643 · -1.8%
• By 2040: 171,782 · -6.1%
• By 2050: 163,508 · -10.7%
• By 2075: 140,178 · -23.4%
• By 2100: 114,493 · -37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 10% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Peoria

• 2024 margin: Toss-up / Even · D 51.5% · R 46.9% · Other 1.6%
• 2008→2024 swing: -9.2pp toward R · 2008: 13.9pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+6.3 2016: D+2.8 2012: D+4.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.15%
• Current HPI: 165.8838
• Rent YoY: ▲ 2.30%
• Metro: Peoria, IL
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+131.1% since first listed

16 events — show timeline

• 2026-04-26 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-31 Price Changed $149,999 RMLSA as Distributed by MLS Grid
• 2026-03-05 Listed $153,000 RMLSA as Distributed by MLS Grid
• 2025-03-19 Sold (Public Records) $118,000 Public Records
• 2025-03-14 Sold (MLS) $118,000 RMLSA as Distributed by MLS Grid
• 2025-02-10 Listed $118,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2009-03-09 Sold (Public Records) $91,000 Public Records
• 2009-03-06 Sold (MLS) $91,000 RMLSA as Distributed by MLS Grid
• 2008-08-04 Listed $95,900 RMLSA as Distributed by MLS Grid
• 2005-08-12 Sold (Public Records) $90,000 Public Records
• 2005-08-11 Sold (MLS) $90,000 RMLSA as Distributed by MLS Grid
• 2005-07-06 Listed $104,000 RMLSA as Distributed by MLS Grid
• 2000-05-22 Sold (Public Records) $65,100 Public Records
• 2000-05-19 Sold (MLS) $64,900 RMLSA as Distributed by MLS Grid
• 2000-03-29 Listed $64,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2024): $2,380 · +6.9% YoY. Source: county tax records.